Fire risk assessments for landlords and HMO owners in Essex
A landlord needs an assessment for the common parts of HMOs and other multi-occupied buildings they control, under the Fire Safety Order. Licensing is handled by each council, and Essex councils publish their HMO registers in different ways, so we show counts for 9 of 14 areas.
- Free to request, no obligation
- Independent assessors who work in Essex
- Figures sourced and dated
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When is a landlord the responsible person?
A landlord is the responsible person where they control premises that the Fire Safety Order covers, such as the common parts of a multi-occupied building they let as a business. The test is control. A single home let to one household is domestic premises, outside the Order.
For non-workplace premises the Order names whoever controls them as part of a business or undertaking, or, where the person in control does not have control in that connection, the owner. A landlord who lets property as a business and controls the hallways, stairs or other shared parts usually fits that. Where several people control different parts, each can be a responsible person and they must share contact details and cooperate.
Single lets, HMOs and converted buildings
A house let to one household is outside the Order. A building with “two or more sets of domestic premises”, such as a converted house with shared stairs, is covered for its structure, external walls and common parts. An HMO is covered for its common parts.
The Fire Safety Act 2021 brought the structure, external walls (including doors, windows and balconies), common parts and doors between flats and common parts within the Order. ECFRS's 2023-24 inspection programme says that for HMOs the Order applies only to the common areas and that, unless the premises are above commercial premises, the local housing authority should lead on auditing and enforcement. ECFRS also plans to sample some HMO common areas under 18 metres jointly with councils.
For purpose-built blocks, see how responsibility works in a block of flats.
Licensed HMOs in Essex: what the council registers show
We obtained a count of licensed HMOs for 9 of 14 Essex areas, from each council's own public register. The other five are marked as not obtained rather than estimated. Licensing is handled by each council, so ask yours which rules apply to your property.
9 of 14 areas. Licensing is handled by each council, not by this site. The five areas without a count are Basildon, Colchester, Epping Forest, Southend-on-Sea and Uttlesford.
| Area | Licensed HMOs on the register | As at | Notes |
|---|---|---|---|
| Basildon | Count not obtained | n/a | Count not obtained. The register was not accessible when checked. |
| Braintree | 44 | 26 October 2026 | Count of licence records on the register. |
| Brentwood | 52 | July 2026 | Count of rows in the council's July 2026 register file. Some dates in that file are malformed. |
| Castle Point | 19 | 26 October 2026 | Count of licences on the council's online register. |
| Chelmsford | 216 | 26 October 2026 | 236 listed, 20 past expiry; 216 counted. |
| Colchester | Count not obtained | n/a | Count not obtained. The register sits in an online portal that would not show a list when checked. |
| Epping Forest | Count not obtained | n/a | Count not obtained. The register map was not accessible when checked. |
| Harlow | 283 | 1 September 2026 | Count of unique licence references in the council's register spreadsheet. |
| Maldon | 1 | 26 October 2026 | The single entry is staff accommodation at a hotel, so it says nothing about the private rented sector. |
| Rochford | 11 | 14 October 2026 | Count of licences on the register page, which says it was last updated on 14 October 2026. |
| Southend-on-Sea | Count not obtained | n/a | Count not obtained. The register is a postcode search with no list to download. |
| Tendring | 31 | 26 October 2026 | Count only. |
| Thurrock | 172 | 26 October 2026 | The register page shows no as-at date, so the date we accessed it is used. |
| Uttlesford | Count not obtained | n/a | Count not obtained. No register page was found, and the council website refused access when checked. |
Brentwood's file contains some malformed dates. Maldon's single entry is staff accommodation at a hotel.
Fire alarms and other HMO requirements
Guidance from LACORS says virtually all residential premises where people sleep need some form of automatic fire detection and warning, following BS 5839 part 6, which is risk based. Larger HMOs need a more sophisticated system. The licensing council sets the licence conditions for each HMO.
The LACORS guide, Housing - Fire Safety: Guidance on fire safety provisions for certain types of existing housing (copyright line August 2008), says in paragraphs 22.1 to 22.4 that bedsit HMOs with cooking in the rooms, and blocks of self-contained flats, usually get a mixed system. It is guidance, not law, and it is from 2008. A copy is hosted by Chelmsford City Council (accessed 26 October 2026).
The Essex HMO Amenity Standards (version 2, 26 April 2019) cover amenities and space, security and escape windows, and a fire blanket in shared kitchens. They do not set alarm specifications, so they should not be read as the alarm standard.
What an assessment covers in an HMO
An assessment follows the same steps as any other: find the hazards, find who is at risk, evaluate and reduce the risk, record the findings with an emergency plan and training, and review. In an HMO the focus is the common parts. Agree the scope in writing.
Those steps are the five ECFRS lists on its fire risk assessments page. LACORS adds that detection and warning is expected in premises where people sleep. Ask the assessor to say in writing what is and is not included before you accept a quote, as the sector's choosing-an-assessor guide advises.
Cost for landlords
Published prices rise with the size and complexity of a building and differ by premises type and by whether people sleep there. Our cost page shows what a set of UK firms publish for Essex locations, with the VAT basis for each figure, and explains what drives the price.
See what published prices look like in Essex, including figures given for HMOs. For the wider picture, start with our overview of fire risk assessments in Essex.
Frequently asked questions
These answers cover common landlord questions about alarms, assessments and tenant information in Essex. They are general guidance, not legal advice. Your licence conditions and your tenancy terms may add requirements that this page does not cover, so check both.
What are the smoke alarm rules for rented property?
Under the Smoke and Carbon Monoxide Alarm (England) Regulations 2015, regulation 4, a landlord must provide a smoke alarm on each storey with living accommodation and a carbon monoxide alarm in any such room with a fixed combustion appliance other than a gas cooker. Alarms must work on the day a new tenancy begins and be repaired or replaced once reported faulty. Licensed HMOs are outside these regulations (regulation 2).
Does an HMO need a fire alarm?
Almost certainly, in some form. LACORS guidance from 2008 says virtually all residential premises where people sleep need automatic fire detection and warning, following BS 5839 part 6, with larger HMOs needing a more sophisticated system. It is guidance, not law, and the licensing council sets the licence conditions for each HMO.
Can a landlord do their own fire risk assessment?
A responsible person may assess their own premises if they are competent to. If someone else helps, you should choose a competent person. The duty stays with the responsible person either way. For multi-occupied buildings, many landlords appoint a professional and keep the written record.
Must a landlord give tenants a copy of the assessment?
In a building with “two or more sets of domestic premises”, residents must be given clear information about the risks the assessment identified, the fire safety measures in place, and the responsible person's name and a UK address for notices (article 21A). The Order does not specifically require a copy of the assessment itself.